102 Comstock Dr Unit 102 Comstock Dr. Hawley, PA · Hemlock Farms, PA 18428

$319,000

3 bd · 2.0 ba · 1,621 sqft · SingleFamily · 48 Days on market

Built 1975 Good condition 0.95 ac lot $197/sqft · at area comps Est $309k · at est. $250/mo HOA · 6% of rent ↓ 3% since listing

---

Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +27.1/30.0
• Appreciation +10.0/10.0
• DSCR +9.4/10.0
• 1% rule +8.3/10.0
• ARV discount +6.1/15.0
• Schools +4.2/10.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Nestled amongst the mountain laurel on just under an acre offering you loads of outdoor space and a large entertaining deck is waiting. This raised ranch with an open great room with its glistening cork and wood floors has everything you need. The focal point is an amazing kitchen. Talk about attention to detail!! The Induction 4 burner cook top as well as a full electric range that converts to a convection oven will make cooking a dream. Your guests can be comfortably seated at the circular heated granite bar keeping their arms and food nice and warm as they watch you create your magic. The bathrooms were redone with only the best luxury features such as rain and waterfall faucets & body sprays. The house has unlimited possibilities with the expansive unfinished basement and also as we approach winter storms you have the comfort of a Generac Whole House Generator. There are plenty of storage options as well including the 2 story shed.

Key facts

• Amazing kitchen
• Full electric range
• 0.95 acre lot

Tags

• LARGE ENTERTAINING DECK
• AMAZING KITCHEN
• INDUCTION 4 BURNER COOK TOP
• FULL ELECTRIC RANGE
• CIRCULAR HEATED GRANITE BAR
• RAIN AND WATERFALL FAUCETS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $319k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $902 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $319k).
• Recommended offer: $309k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 7.1% in Hemlock Farms — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 68/100 on livability (#884 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A+; Watch: schools C-, amenities F, commute F.
• Wallenpaupack Area SD (rural): math 39% / reading 59% proficiency, ranked #192 of 539 in PA (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 371 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 213 units permitted in Pike County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $34k of equity ($2k loan paydown + $32k appreciation (10.0% local appreciation)).
• Pike County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $89k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$55k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($309k) is reasonable based on typical stale-listing flexibility.

Recommended offer $309,430 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.33% ✓
• Cap rate: 9.69%
• Cash-on-cash: 12.12%
• DSCR: 1.54
• GRM: 6.3

CMA / ARV

• ARV (median comp): $309,182
• List price: $319,000
• Delta: 3.18%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
308 Maple Ridge Dr	0.37mi	3/2.0	1,716 (+6%)	9mo	$380,000	$221	66
102 Comstock Dr	0.00mi	3/2.0	1,457 (-10%)	23mo	$280,000	$192	64
801 Pony Ct	0.57mi	3/2.0	1,662 (+2%)	8mo	$350,000	$211	63
123 Goldrush Dr	0.34mi	3/2.0	1,778 (+10%)	10mo	$370,000	$208	60
802 Appaloosa Ct	0.51mi	3/2.0	1,738 (+7%)	10mo	$399,000	$230	56
211 Stirrup Ln	0.57mi	3/2.0	1,638 (+1%)	22mo	$283,500	$173	54
223 Comstock dr Dr	0.21mi	3/1.5	1,420 (-12%)	22mo	$200,000	$141	49
206 Maple Ave	0.72mi	4/2.0 (+1)	1,710 (+6%)	6mo	$260,000	$152	48
803 Fetlock Ct	0.72mi	3/2.0	1,837 (+13%)	7mo	$290,000	$158	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.2%
• Equity multiple: 3.59×
• Total profit: $231,423
• Equity at exit: $287,380

10-year hold

• IRR: 28.7%
• Equity multiple: 8.13×
• Total profit: $636,742
• Equity at exit: $619,747

Cash invested: $89,320 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Pennsylvania: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

10-day notice; Philadelphia has eviction-court diversion + some protections; otherwise moderate.

Methodology + full state rankings →

ZIP-level market 18428

• Home prices YoY: 9.2%
• Active inventory: 371
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $4,249 medium
• Mortgage (P&I): −$1,673
• Tax est. 1.5%: −$399 /mo · $4,785/yr
• Insurance: −$133
• HOA: −$250
• Vacancy / Maint / Mgmt: −$892
• Net cashflow: $902

Break-even live

Break-even rent $3,107

Max offer price $319,000

Occupancy floor 74%

Sensitivity live

Price	-10% $1,123	-5% $1,013	+0% $902	+5% $792	+10% $682
Rent	-10% $567	-5% $734	+0% $902	+5% $1,070	+10% $1,238
Rate	-1.0pp $1,063	-0.5pp $983	base $902	+0.5pp $820	+1.0pp $736

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $79,750
• Closing costs: $9,570
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Pommel Dr Hawley, PA	3.0	2.0	1691	$4,400	$2.60	1d	1	0.78mi
106 Corral Ln Hawley, PA	3.0	2.0	2150	$4,000	$1.86	4d	1	1.01mi

HOA detail

• Monthly dues: $250 · $3,000/yr
• Likely covers: waterelectric

Listing history 2 events

1. 2026-05-14
   price $319,000 957-char remark

   Show marketing remark (957 chars)

   Nestled amongst the mountain laurel on just under an acre offering you loads of outdoor space and a large entertaining deck is waiting. This raised ranch with an open great room with its glistening cork and wood floors has everything you need. The focal point is an amazing kitchen. Talk about attention to detail!! The Induction 4 burner cook top as well as a full electric range that converts to a convection oven will make cooking a dream. Your guests can be comfortably seated at the circular heated granite bar keeping their arms and food nice and warm as they watch you create your magic. The bathrooms were redone with only the best luxury features such as rain and waterfall faucets & body sprays. The house has unlimited possibilities with the expansive unfinished basement and also as we approach winter storms you have the comfort of a Generac Whole House Generator. There are plenty of storage options as well including the 2 story shed.

2. 2026-04-11
   listed $329,000 Active 957-char remark

   Show marketing remark (957 chars)

   Nestled amongst the mountain laurel on just under an acre offering you loads of outdoor space and a large entertaining deck is waiting. This raised ranch with an open great room with its glistening cork and wood floors has everything you need. The focal point is an amazing kitchen. Talk about attention to detail!! The Induction 4 burner cook top as well as a full electric range that converts to a convection oven will make cooking a dream. Your guests can be comfortably seated at the circular heated granite bar keeping their arms and food nice and warm as they watch you create your magic. The bathrooms were redone with only the best luxury features such as rain and waterfall faucets & body sprays. The house has unlimited possibilities with the expansive unfinished basement and also as we approach winter storms you have the comfort of a Generac Whole House Generator. There are plenty of storage options as well including the 2 story shed.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $50,990
• − Mortgage interest: −$17,869
• − Property taxes: −$4,785
• − Insurance: −$1,595
• − Repairs & maintenance: −$4,079
• − Management: −$4,079
• − HOA: −$3,000
• − Depreciation: −$9,280
• Taxable income: $6,303
• Est. tax owed @ 24.0%: −$1,513
• After-tax cash flow: $9,315/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 30 photos

Good 75/100 Cosmetic rehab

This raised ranch home offers a spacious and well-maintained living space with an open great room and modern kitchen. It is in good condition with minimal repairs needed and potential for further value enhancement through cosmetic upgrades.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Reorganizing furniture in living room — Optimizes space and improves flow
• Both Upgrading kitchen appliances — Modernizes kitchen and adds value
• Both Landscaping and adding plants — Enhances curb appeal and adds greenery

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Reorganizing furniture in living room — Optimizes space and improves flow ↑
• Both Upgrading kitchen appliances — Modernizes kitchen and adds value ↑
• Both Landscaping and adding plants — Enhances curb appeal and adds greenery ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Wallenpaupack Area SD
• NCES district ID: 4224750
• Math proficiency: 39% ▼ -10.00%
• Reading proficiency: 59% ▼ -5.00%
• Median HH income: $51,027
• Composite: 41.97/100
• National rank: #3345
• State rank: #192 of 539 in PA

Livability — Hemlock Farms

• Score: 68/100
• State rank: #884
• US rank: #9421

Category grades

Amenities F Commute F Cost of living B+ Crime A+ Employment C+ Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hemlock Farms, PA
• Population (ZIP): 12,446

Population outlook (Pike County) Hauer SSP2

• Today (2025): 53,548 people
• By 2030: 51,622 · -3.6%
• By 2040: 46,490 · -13.2%
• By 2050: 40,372 · -24.6%
• By 2075: 31,951 · -40.3%
• By 2100: 26,821 · -49.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 8% Two or more races 6% Black 1% Asian 1%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Romanian 5% Portuguese 3% Italian 2%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 5% Russian/Polish/Slavic 1% Other Asian/Pacific 1%

Political lean MEDSL · Pike

• 2024 margin: Strong R (+24.1) · D 37.6% · R 61.6%
• 2008→2024 swing: -19.8pp toward R · 2008: -4.2pp · 2024: -24.1pp
• All cycles: 2024: R+24.1 2020: R+19.0 2016: R+26.0 2012: R+11.0 2008: R+4.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 28.60%
• Current HPI: 340.8254
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.68%
• F500 in state: 34

Industry mix (Fortune 500 HQ in PA)

Industry	F500 HQs	Revenue
▸Healthcare	2	$309B
▸Insurance	2	$27B
▸Telecommunications / Media	1	$124B
▸Industrial Distribution	1	$22B
▸Financial Services	1	$20B
▸Chemicals / Materials	1	$18B

Price history

-3.0% since first listed

2 events — show timeline

• 2026-05-14 Price Changed $319,000 PWMLS
• 2026-04-11 Listed $329,000 PWMLS